Local zoning · El Segundo

El Segundo — Nonconforming Uses

Q: Can I remodel or add to a nonconforming house in El Segundo?

Yes, but the remodel/addition must not remove more than 50% of the original exterior perimeter wall height (and the foundation must remain). If you exceed 50% removal (or remove foundation), the entire building must be brought into compliance with current development standards; the Director can grant an administrative adjustment for life‑safety repairs. See § 15-21-3(D)-(E) .

Nonconforming Uses under the El Segundo local zoning and planning code, with the controlling citations.

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Last reviewed: July 2, 2026

Overview

This page summarizes how the City of El Segundo treats nonconforming uses, nonconforming structures, and nonconforming lots under the local Zoning Code (commonly titled the ZONING CODE / Title 15 of the El Segundo Municipal Code). It explains the core rules (what you can and cannot do), highlights zone-specific wrinkles, and points to the controlling code sections you must check before filing. Where the rules refer to building details or life-safety upgrades, also consult the California Building Standards Code. The city’s rules tie expansions to the city’s development rules (setbacks, lot coverage, height and parking), so read those standards too via the El Segundo Development Standards and El Segundo Parking.

Key local chapter: CHAPTER 21 — NONCONFORMING BUILDINGS AND USES (ESMC § 15-21-1 through § 15-21-8) and related zone chapters for district-specific development standards.

How El Segundo defines and manages nonconformities (core rules)

Legal nonconforming status is intended for uses or structures lawfully established that later become inconsistent with the Zoning Code through rezoning or ordinance change; such items are treated as legal nonconforming uses/structures. § 15-21-2.
The code allows necessary maintenance for safety on nonconforming structures. § 15-21-3(A).
If a nonconforming building is voluntarily removed, any future use of the land must comply with the current Code. § 15-21-3(B).
Rebuilding after damage is allowed only if a building permit is issued within 24 months of the calamity; otherwise nonconforming rights lapse. § 15-21-3(C).
Alterations/additions are allowed up to a threshold: you may alter/remodel provided you do not remove more than 50% of the existing original exterior perimeter wall height (and foundation must remain). If over this threshold, the building must be brought fully into conformance. § 15-21-3(D).
The Director may grant an administrative adjustment to exceed the 50% retention rule for life-safety repairs/upgrades — an express administrative path exists. § 15-21-3(E).
Vacancy rules: generally, if a nonconforming building or use is vacant for 12 consecutive months, it must be upgraded or the nonconforming use may be lost; special stricter vacancy rules apply in Heavy Industrial (M-2) (six months). § 15-21-6(C)-(D); § 15-21-7(A).
Nonresidential (commercial/industrial) expansions: historic one-time expansion caps applied before May 6, 2006 (one-time up to 20% or 15,000 sq ft, whichever less); after May 6, 2006 expansions may be increased up to the maximum allowable FAR under the Code/General Plan but must comply with setbacks, lot coverage, height and parking (subject to zone exceptions such as MU‑S). § 15-21-6(A)-(B).
Nonconforming signs have special restrictions (cannot be replaced by another nonconforming sign, relocated, reestablished after 90 days’ discontinuance, or after >50% structural loss). § 15-21-8.

District-by-district breakdown (purpose, typical uses, key dimensional standards, where it applies)

Note: the Zoning Code contains separate articles for each district. Below are the districts most relevant when analyzing nonconforming rights in El Segundo; each subsection cites the zone’s purpose and key dimensional rules you will need to compare to any proposed change to a nonconforming building or use.

R-1 — Single-Family Residential (R-1)

Purpose: preserve and implement Single-Family land use policies. § 15-4B-1.
Typical permitted uses: single-family dwellings and accessory uses per Article 15-4A (including ADUs as accessory uses). See Table No. 1 (Article 15-4A). § 15-4B-2; Table No. 1.
Key dimensional standards (representative): height limits (pitched roof ≤ 32 ft / two stories; flat roof ≤ 26 ft / two stories), front setback typically 22 ft, minimum lot area 5,000 sqft, side-yard minima calculated as percentage of lot width (but never less than 3 ft), and accessory structure rules. § 15-4B-3 (development standards).
Where it applies: City single‑family map areas shown on the zoning map. § 15-3-3.
Nonconforming implications: residential nonconforming structures may remodel/expand so long as side-yard nonconformance is not made worse and the 50% exterior perimeter wall rule is observed. § 15-21-5; § 15-21-3(D).

R-2 — Two-Family Residential (R-2)

Purpose: implement Two‑Family General Plan designations. § 15-4C-1.
Typical permitted uses: R‑1 uses plus duplexes and other two‑family arrangements per Article 15‑4A. § 15-4C-2.
Key dimensional standards: height limits similar to R‑1 (pitched/flat), front yard 20 ft, minimum lot area 7,000 sqft (special rules for lots < 4,000 sqft), and development standards in § 15-4C-3.
Nonconforming implications: same citywide nonconforming rules apply (50% wall rule; 24‑month rebuild-trigger; cannot decrease nonconforming side yard). § 15-21-3; § 15-21-5.

R-3 — Multi‑Family Residential (R-3)

Purpose: permit multi-family housing, with higher density and tailored development standards. § 15-4D-1.
Typical permitted uses: multiple-family dwellings, micro‑unit developments (subject to Article 15‑13C), lodging, and accessory uses. § 15-4D-2; Article 15-13C.
Key dimensional standards (representative): setbacks, FAR limits, lot coverage and height rules appear in § 15-4D-3 (see site standards and parking requirements). § 15-4D-3; § 15-4D-5.
Nonconforming implications: the same 50% exterior perimeter wall rebuild threshold and 24‑month repair period apply; where a prior commercial property was rezoned to R‑3, nonconforming commercial uses have special expansion rules under § 15-21-6.

C-2 / C-RS / Neighborhood Commercial and similar commercial zones

Purpose: neighborhood commercial activities; see the C‑zone articles (Article 15‑5B/C). § 15-5B-1; § 15-5C-1.
Typical permitted uses: retail, service, limited residential above ground-floor, restaurants, etc. (Table No. 1 cross‑references). Article 15-5.
Key dimensional standards: many C zones have no front/side/rear yard setbacks required in some contexts, but FAR and building area controls apply (e.g., FAR = 1.0 in some commercial zones). § 15-5B-3; § 15-5B-3‑F.
Nonconforming implications: for commercial and industrial zones the code historically allowed one-time modest expansions (pre‑2006) and now allows increases up to the zone’s FAR subject to meeting current setbacks, lot coverage, height, and parking requirements (see § 15-21-6(A)-(B)). § 15-21-6.

MU‑S — Urban Mixed Use South (MU‑S) (example of a mixed‑use special rule)

Purpose and where it applies: a mixed‑use zone with special development rules (see MU zone articles). The nonconforming expansion rule allows architectural features to project into required setbacks by up to 5 ft for existing buildings, provided a 15 ft clearance to lot line is maintained. § 15-21-6(B)(1).

M-1 and M-2 — Industrial Zones

Purpose: M‑1: light industrial and M‑2: heavy industrial uses (see applicable articles). § 15‑x (zone articles); M‑2 is called out in the nonconforming chapter for stricter vacancy rules.
M‑2 special rule: vacancy threshold for losing nonconforming status is 6 months (rather than 12 months for other zones). § 15-21-7(A).

Overlay districts & special plans (Housing Overlay HO, Downtown Specific Plan DSP)

Overlays and specific plans add or modify underlying zone standards; e.g., micro‑units are permitted in R‑3, HO, MU‑O, and DSP. § 15-13C-2.
Nonconforming analysis must consider overlay rules where they change permitted FAR, frontages, or allowed uses. See El Segundo Overlay Districts and the underlying overlay sections in the Code. (Verify with the Director on overlay interactions.)

Quick standards & decisions table

Rule / Decision point	What the code says (plain)	Code Reference
Rebuild after damage	May rebuild nonconforming building if a building permit is issued within 24 months of damage; rights expire after 24 months.	§ 15-21-3(C)
Alteration threshold	If you remove > 50% of original exterior perimeter wall height (and original foundation), the entire building must be brought into conformance.	§ 15-21-3(D)
Administrative exception	Director may allow less than 50% retention for life-safety work via administrative adjustment.	§ 15-21-3(E)
Vacancy rule (general)	Nonconforming building/use vacant 12 months → must upgrade to comply or nonconforming rights lost (exceptions for active leasing/remodel permits).	§ 15-21-6(C)-(D)
Vacancy rule (M‑2 heavy industrial)	Vacancy 6 months triggers requirement to upgrade to conforming standards.	§ 15-21-7(A)
Commercial expansion (pre‑2006)	One-time expansion up to 20% or 15,000 sq ft, whichever less (required CUP pre‑2006).	§ 15-21-6(A)
Commercial expansion (post‑2006)	May increase up to zone/General Plan allowable FAR; must meet setbacks, lot coverage, height, and parking (zone exceptions possible).	§ 15-21-6(B)
Nonconforming signs	Cannot replace with another nonconforming sign (except face change); cannot be reestablished after 90 days discontinuance or >50% structural damage.	§ 15-21-8

Checklist (what an applicant must satisfy / prepare)

Demonstrate the use/structure was lawfully established (provide prior permits, occupancy certificates, lease history). Refer to § 15-21-2.
For rebuilding after damage: submit a building permit application and secure permit within 24 months or nonconforming rights expire. § 15-21-3(C).
For alterations/additions: calculate original exterior perimeter wall height removed — keep removals ≤ 50%, or apply for an administrative adjustment with life-safety justification. § 15-21-3(D)-(E).
For commercial expansions: determine whether the expansion is governed by pre‑2006 one‑time caps or post‑2006 FAR allowance; prepare to meet setbacks, lot coverage, height, and parking per the zone. § 15-21-6(A)-(B); check the applicable zone article (e.g., § 15-5B/15-5C for C zones).
If the site is in M‑2, confirm vacancy history (six‑month rule) before proposing re‑occupancy. § 15-21-7.
Consult overlay or DSP rules (e.g., micro‑units in HO/MU‑O/DSP) that may alter allowable FAR or development standards. § 15-13C-2.
Coordinate design and any discretionary relief with El Segundo Design Review and, if needed, El Segundo Variances and Exceptions. Verify required notices/hearings per the applicable procedural chapters.

Risks & Ambiguities

Issue	Why it matters	What to verify
Whether a prior use was lawfully established	Nonconforming status depends on demonstrable lawful establishment — if you cannot prove it, nonconforming rights may not exist.	Check permits, COs, tax records, CUPs, or prior variances; cite § 15-21-2.
Calculating 50% exterior perimeter wall height	That metric determines whether full conformance is triggered — measurement methodology can change project outcome.	Request Director determination and engage building plan reviewer; reference § 15-21-3(D)-(E).
Vacancy clock (what counts as “vacant”)	Active marketing or permitted remodels can pause the vacancy period; otherwise you risk losing rights after 12 months (6 months in M‑2).	Confirm timeline with Planning Director; see § 15-21-6(C)-(D) and § 15-21-7(A).
Interaction with overlays or DSP	Overlays can change FAR or allowable uses; an expansion allowed as nonconforming by Chapter 21 may be constrained by overlay rules.	Review overlay articles and map; verify with Community Development. Example: micro‑unit eligibility § 15-13C-2.
Signs vs. building nonconformity	Nonconforming signage has its own stricter rules (reestablishment, replacement).	See § 15-21-8 for limits on sign replacement or reestablishment.

Plain-English summary

If your property or business in El Segundo became out-of-date with the zoning rules because the rules or map changed, you probably have legal "nonconforming" rights that let you continue the use and do limited repairs or expansions — but watch key limits: you must get a permit to rebuild within 24 months after major damage, you cannot remove more than 50% of the original exterior perimeter wall height without making the building conform, and long vacancy can end your rights (typically 12 months, 6 months in M‑2). See the City’s nonconforming chapter § 15-21-1 through § 15-21-8 for the exact rules and check the zone-specific standards (setbacks, height, parking) before planning changes.

Source References

ESMC § 15-21-1 through § 15-21-8 (CHAPTER 21 — Nonconforming Buildings and Uses): purpose, general provisions, residential/nonresidential restrictions, vacancy thresholds, and sign rules.
ESMC § 15-21-3(D)-(E) — 50% exterior perimeter wall threshold and Director administrative adjustment authority.
ESMC § 15-21-6(A)-(B) — nonresidential expansion rules (pre‑2006 cap and post‑2006 FAR approach).
ESMC § 15-21-7(A) — Heavy Industrial (M‑2) vacancy rule (6 months).
R‑zone standards (R‑1, R‑2, R‑3): § 15-4B, § 15-4C, § 15-4D (purpose, permitted uses, site development standards).
Accessory Dwelling Unit local rules: § 15-4E‑1 to § 15-4E‑3 (ministerial approvals, nonconforming setback protections consistent with state ADU law). See also El Segundo ADUs. § 15-4E.
Micro‑Unit overlay permission: § 15-13C-2 (HO, MU‑O, DSP, R‑3).

If you need direct links to the municipal code pages or zone map, request them and I’ll pull the exact ordinance URLs or municipal map references. Verify parcel‑specific questions with the Community Development Director. "Verify with the jurisdiction" where needed.

Sources

Retrieved passages

El Segundo Zoning Code (title related) High relevance
El Segundo Zoning Code (title if) High relevance
El Segundo Zoning Code (chapter to) High relevance
El Segundo Zoning Code (title related) High relevance
El Segundo Zoning Code High relevance
El Segundo Zoning Code (Chapter 27) High relevance
El Segundo Zoning Code (Chapter for) High relevance
El Segundo Zoning Code (CHAPTER 13B) Medium relevance
El Segundo Zoning Code (Chapter 4-162) Medium relevance
CBC § 66321 (§ 66321) Medium relevance
El Segundo Zoning Code (§ 66333) Medium relevance
El Segundo Zoning Code (section 11362.2) Medium relevance
El Segundo Zoning Code (Section 15-4B-3-1) Medium relevance
El Segundo Zoning Code (Chapter is) Medium relevance
El Segundo Zoning Code (CHAPTER 1) Medium relevance
El Segundo Zoning Code Medium relevance
El Segundo Zoning Code (chapter 14-6) Medium relevance
CBC § 898 (article 15-4E) Medium relevance

Cited sections

Official El Segundo code library

Frequently asked questions

What happens if my nonconforming building is damaged in a fire — can I rebuild?

You can reestablish a damaged nonconforming building only if you obtain a building permit within 24 months after the damage; if no permit is issued within that period the nonconforming rights expire. See § 15-21-3(C).

Can I remodel or add to a nonconforming house in El Segundo?

Yes, but the remodel/addition must not remove more than 50% of the original exterior perimeter wall height (and the foundation must remain). If you exceed 50% removal (or remove foundation), the entire building must be brought into compliance with current development standards; the Director can grant an administrative adjustment for life‑safety repairs. See § 15-21-3(D)-(E).

How long can a nonconforming commercial use sit vacant before losing rights?

For most zones, a nonconforming building or use that remains vacant for 12 consecutive months will lose its nonconforming status and must be upgraded before occupancy unless it’s actively available for lease or has an active permit/remodel. M‑2 (Heavy Industrial) is stricter: 6 months. See § 15-21-6(C)-(D) and § 15-21-7(A).

My business is nonconforming in a commercial zone — can I expand?

Possibly. Rules changed over time: expansions approved before May 6, 2006 were limited to one-time increases of 20% or 15,000 sq ft (whichever was less). After May 6, 2006, nonconforming commercial/industrial buildings may be increased up to the zone’s allowable FAR provided setbacks, lot coverage, height and parking requirements are met. Check § 15-21-6(A)-(B) and the underlying commercial zone article.

Does El Segundo treat nonconforming signs differently than buildings?

Yes. A nonconforming sign may not be replaced by another nonconforming sign (except for face changes), cannot be structurally/electrically expanded unless it improves conformance, and may not be reestablished after discontinuance of 90 days or after destruction of more than 50% of sign value. See § 15-21-8.

If my property is in a Downtown Specific Plan or Overlay, do those rules change nonconforming rights?

Overlays and specific plans can modify base zone standards (FAR, setbacks, allowable uses). For uses in overlays such as HO, MU‑O, or DSP, check the overlay chapters (e.g., micro‑unit allowance § 15-13C-2) and confirm how overlay rules interact with Chapter 21. When in doubt, verify with Community Development.

Can I build an ADU if the primary dwelling has some nonconforming setbacks or conditions?

Per the City ADU article, the City may not condition ADU approval on correcting a nonconforming zoning condition as defined by state law in certain cases; local ADU rules are in § 15-4E and also follow state ADU law. See § 15-4E‑1 (general requirements) and consult El Segundo ADUs.

How is the 50% exterior perimeter wall calculated and who confirms it?

The Code uses the “exterior perimeter wall height” definition and § 15-21-3(D) sets the 50% threshold; because the measure affects whether full conformance is required, applicants should get a Director determination and plan review with the Building Division to document the baseline and calculations. § 15-21-3(D)-(E).

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